Land to the rear of the Charles Cotton Hotel, Hartington. Written Scheme of Investigation for a Level 2/3 Building Recording.

Client: The Reverend John Fountain.

April 2019

Report No. WSI/BR/charlescotton/AHL188/04/04/19V2

Prepared by:

Helen Martin-Bacon, MCIfA WRITTEN SCHEME OF INVESTIGATION FOR A LEVEL 2/3 BUILDING RECORDING.

Reference: WSI/BR/charlescotton/AH188/15/03/19V1

Site: Land to the rear of Charles Cotton Hotel

Location: Market Place, Hartington, Derbyshire (Peak District National Park, NGR SK 412847 360398, Figure 1).

Oasis No: commerc1-342965

Figure 1. Site location.

PART 1- INTRODUCTION

Project Summary:

Avalon Heritage Ltd (AHL) has been commissioned by the Reverend John Fountain to prepare a Written Scheme of Investigation for a Level 2/3 Building Recording on a group of former agricultural buildings on a plot of land to the rear of the Charles Cotton Hotel in the village of Hartington. The Senior Conservation Archaeologist (SCA) at the Peak District National Park Authority (PDNPA) requires the programme of building recording because they consider the buildings to be of heritage significance.

Planning consent (ND/DDD/1118/1103) has been granted by the PDNPA for the conversion of an existing barn to a single dwelling and provision of ancillary residential annexes including the demolition of an existing metal clad barn and its replacement by a new build. The works will also include clearance and landscaping in the former farm yard and the creation of a new access drive off Stonewall Lane into the site (Figure 2).

Condition 20 a) reads as follows:

No development shall take place until a Written Scheme of Investigation for a scheme of historic building recording has been submitted to and approved by the National Park Authority in writing, and until any pre-start element of the approved scheme has been completed to the written satisfaction of the Authority. The scheme shall include an assessment of significance and research questions; and • The programme and methodology of site investigation and recording; • The programme for post-investigation assessment; • Provision to made for analysis of the site investigation and recording; • Provision to be made for publication and dissemination of the analysis and records of the site investigation; • Provision to be made for archive deposition of the analysis and records of the site investigation; • Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

b) No development shall take place other than in accordance with the Written Scheme of Investigation approved under condition 20 a).

c) The development shall not be occupied until the building recording has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition 20 a) and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured.

A previous Heritage Statement (AHL 2018) identified that the site contains several extant agricultural buildings of late 19th to early 20th century date which, although not designated, are considered of local heritage importance.

Figure 2. Site plan (topo) showing location of current buildings and associated structures in the farm yard.

The methodology laid out in this WSI will be followed throughout the course of the building recording. All work will be undertaken in accordance with the Chartered Institute for Archaeologists (CIfA) Code of Conduct and the relevant CIfA Standards and Guidance (revised 2014). In addition, all stages of the project will be carried out in accordance with the requirements established in the Historic England publication Management of Research Projects in the Historic Environment (MoRPE).

The WSI conforms to the guidelines and standards laid down in the following documents:

• Standards and Guidance for the Archaeological Investigation and Recording of Standing Buildings and Structures, Chartered Institute for Archaeologists (CIfA): Reading (2014b). This WSI has been written within the context of national guidance as laid out in the National Planning Policy Framework: Section 16 Conserving and Enhancing the Historic Environment (DCLG 2018 revised).

**Historic Background:**

The name Hartington derives from the Old English elements *heorot* meaning a hart or stag or the personal name *Heort*; with *ing* being a connective particle linking a first element to a final element and *tun* meaning an enclosure, a farmstead or village. This suggests that the village has early origins in the 6th or 7th centuries AD. The village was centred around a knoll overlooking a level area, now the market place, with the church occupying the knoll. The village is located where Hartington Dale opens out onto more open ground above the flood plain of the River Dove, but controlling the crossing point into Staffordshire (PDNPA 2005). Hartington lies in that part of the Peak District known as the White Peak, the central and southern part of the Peak District geologically defined by underlying limestone and poor soils only suitable for grazing land.

Following the Norman Conquest, the village was granted to Henry de Ferrers, later Earl of Derby and it is likely that the layout of modern Hartington derives from the planned medieval settlement set out to the west of the church, probably on the initiative of the Ferrers who developed the village as the administrative centre of their estates in Derbyshire. The Church itself dates back to the late 13th century, with later alterations and additions, though given the Saxon origins of the village it is likely that an earlier church was superseded by the medieval church. During the medieval period the thriving market was granted a charter by King John in 1204.

The early success of Hartington continued into later centuries and it has remained the main settlement in this part of Derbyshire, its prosperity clearly evidenced by its many grandiose buildings. In the 17th century much of the area was purchased by the Duke of Devonshire his connection with the village reflected the names of village pubs (ibid). On his plan of the manor of Hartington in 1614 William Hayward shows the village with over twenty buildings with closes arranged around the market place.

Agriculture has always been important to local people and for many years the village was renowned for its production of Stilton cheese. A directory of 1847 lists three inns in the village at this time offering accommodation to visitors and travelers on the stagecoaches which passed through the village. The Charles Cotton Hotel had its origins as a coaching inn. The directory also records a large number of trades in the village including a miller, wheelwrights, timber merchant, joiner, cooper, two blacksmiths, two tailors, two butchers and twenty-two farmers. It is likely that such a large number of traders served not only the village of Hartington but its hinterland as well. The local economy was also boosted by the development of the copper mines at nearby Ecton Hill which were phenomenally productive in the late 18th century. A description of Hartington in the late 19th century by John Marius Wilson in the *Imperial Gazetteer of England and Wales* (1870-72) provides a good account of the village and parish at this time:

Hartington, a village, a parish, four townships, and a sub-district in Derbyshire. The village stands on the River Dove, at the boundary with Staffordshire, 3 miles W of the Cromford and High Peak railway, 8 miles SW by W of Bakewell railway station, and 10 ½ miles N by W of Ashborne; has a bridge over the River Dove, and a post office, and give the title Marquis to the Duke of Devonshire.

A weekly market is held on Wednesday; and fairs are held on 12 Feb., 2 April and the Wednesday before the last Thursday of April. The parish consists of the townships of H. Town-Quarter, H. Nether-Quarter, H. Middle-Quarter and H. Upper-Quarter. The property of the parish is subdivided; the manor belonged anciently to the Ferrers, who had a castle on it; belonged in the time of Charles I to Villiers; and belongs now to the Duke of Devonshire. Iron ore and many other minerals are in H. Town Quarter but have been little worked. The quarries and works of the Buxton Lime Company are in H. Upper Quarter and they employ several hundred men and produce about 63,000 tons of lime a year. The mountains, moors and vales of the parish are interesting to at once geologists, antiquaries and tourists.

**Application Site:**

The application site is situated to the rear of the Charles Cotton Hotel, a late 17th century building with 18th, 19th and 20th century additions, fronting onto the Market Place. The hotel was in origin a coaching inn and was known as the Bulls Head. During the early 1800s it was acquired by the Sleigh family and renamed the Sleigh Arms. The Sleighs extended and improved the inn in the period before 1864. In his 1870 book *On Foot through The Peaks*, James Cotson described it as a quiet old-fashioned country inn...in which good old Izaak Walton himself would have delighted to take his ease.

By 1905 the name of the Inn had been changed to The Charles Cotton Hotel. In 1917 Richard and Emma Gould took over from the then landlord, Mr. Gretton, and ran the hotel until 1944.

At some time before 1952 the freehold title of the Charles Cotton Hotel had been vested in the Offilers Brewery Ltd. In terms of the relationship between the application site, and the former agricultural buildings occupying it, a register of title to the Charles Cotton Hotel, which makes reference to the sale of a farmyard by Offilers Brewery to Messrs. JM Nuttall and Co in 1952, suggests that the application site, with or without the buildings, belonged to the hotel for at least part of its existence prior to the middle of the 20th century.

Evidence provided by David Hopkins, formerly a veterinary surgeon who used to attend the farm, confirms that it was being used by one Colin Grindey in his farming business from the 1970s to the 2000s. The farmyard ceased operation around ten years ago and has remained unoccupied until the present day.

Cartographic analysis suggests that the first farm buildings (still present today) within the site boundary, namely the barn/cowhouse and ‘cart shed’, are likely to be late 19th century in date being present by 1879. The piggery does not make its appearance until the earlier part of the 20th century being shown as present by 1922. Similarly, the sheep dip and pond/watering hole are of similar date appearing during the first two decades of the 20th century. The farmyard itself appears to have undergone various phases of re-organisation with the creation of a number of subdivisions representing smaller discrete yard areas. This reached its greatest extent by 1922 and traces of the boundary walls of some of these enclosures are still present on site.

In its current condition the site is very overgrown and contains piles of rubbish which obscure the earlier layout of the farmyard. The buildings themselves are in a condition of considerable disrepair although not yet derelict. PART 2 – LEVEL 2/3 BUILDING RECORDING.

Aims and objectives:

Building Recording

The main aim of the building recording is to provide a permanent record of the extant buildings on site prior to their conversion. The recording will be primarily descriptive, but with an appropriate level of analysis and interpretation. The report will contribute to an understanding of the development of the buildings and their historical use. The project will include, where possible, an appropriate level of analysis of floor plans, room use, changes of room use, and relationships of activities within the building, in so far as these can be determined. The documentary and historical context of the building will be included.

Aims of the building recording include:

- To provide a record of the buildings and of any features of historic interest which will be destroyed by conversion;
- To provide a written account of the history and development of the buildings;
- To identify any historic phases of building activity or alteration to the buildings;
- To set the buildings within their historic context;
- To provide a record both photographic, drawn and written of the buildings prior to conversion;
- To provide a plan and description of the former farmyard in which the buildings are located;
- To disseminate the results of the building recording through an appropriate level of reporting and publication;

Specific objectives relate to the following:

- to identify and record any features or deposits during the building recording associated with phases of activity pre-dating the 19th and 20th use of the buildings;
- to identify any structural features associated with the 19th/early 20th century operational life of the farm;
- to consider any relevant research objectives contributing to a wider understanding of the archaeological and historic context;
- an understanding of the topography of the site and its environs;
- to identify any research themes relevant to the nature of the site which are contained within the East Midlands Regional Research Framework (ULAS 2006);
- disseminate the results of the fieldwork through an appropriate level of reporting including potentially in period relevant journals and/or journals dealing with historic industrial processes.

The East Midlands Regional Research Framework highlights a number of research themes that the building recording to the rear of the Charles Cotton Hotel may contribute to:

- How did the major towns and smaller market towns of the region develop after the Norman Conquest, both within the urban core and in suburban and extra-mural areas?
- Can we define more closely the industrial and trading activities associated with towns and the nature and extent of urban influence upon the countryside?
- Can we shed further light upon the commercial role of fairs, markets, ports and other trading centres (notably Boston)?
- How can we elucidate further the development of nucleated villages, and, in particular, the contribution of the Danelaw to changes in village morphology? • How can we shed further light upon the origin and development of dispersed hamlets and farms in champion and pastoral areas? • How can we improve our understanding of the form, evolution and functions of buildings within rural settlements and establish the extent of surviving medieval fabrics? • Can we elucidate the roles of towns as social, administrative, industrial and commercial centres, their integration within regional marketing systems and their relationship to communication routes? • How were towns organised and planned, and how did population growth impact upon their internal spatial organisation? • What can study of environmental data, artefacts and structural remains tell us about variations in diet, living conditions and status? • How can we improve our understanding of the early landscapes of enclosure and improvement and the interrelationship between arable, pasture, woodland, commons and waste? • What changes and improvements occurred in animal husbandry and the use of animals (e.g. new breeds, traction and traded animal products)?

The project will also make reference to Peak District National Park, Farmsteads Assessment Framework (PDNPA 2017) and Peak District National Park Farmsteads Character Statement (PDNPA 2017).

The project will produce a high-quality, fully integrated archive suitable for long-term deposition in order to preserve by record the buildings in their current form prior to conversion. The project will secure the analysis, conservation and long-term storage of the project archive.

Methodology:

The programme of building recording requires a level 2/3 survey of the buildings situated on the application site and of any additional built structures (the presence of which was suggested by the Heritage Statement) and revealed on site when the site has been cleared of vegetation. and this will accord with the criteria set out in the individual level descriptions in Understanding Historic Buildings. A Guide to Good Recording Practice (HE 2015b). The results will be compiled into a single grey literature report.

The survey will include the following:

• a written account of the building – Historic England criteria 1-3, 6, 11, 12, 17, 18, 20 and 23; • visual analysis including identification and recording of phasing and evidence for historic fixtures and fittings; • an index of photographs and plans prepared during fieldwork; • a photographic record of the buildings and farmyard; • a drawn record using Historic England criteria 2, 3, 5, 7 and 8 and will involve the annotation of existing architect scaled floor plans and elevations checked on site for accuracy.

Photographic Record

The photographic survey will record the following:

1. A general view or views of the buildings in their wider setting or landscape;
2. The buildings’ external appearance including oblique views will show all elevations and give an overall impression of their size and shape. Elevations which reveal complex historical information will be photographed at right angles to the plane of the elevation;
3. Overall appearance of the principal rooms and circulation areas;
4. Any external or internal detail, structural or decorative which is relevant to the buildings’ design, development or use and which does not show adequately on general photographs;
5. Detail shots will include a clearly marked and suitably sized scale next to the subject and parallel to one edge of the photograph.

A high resolution (20MP) digital SLR camera will be used throughout the course of the building recording.

An appropriate scale (1m and/or 2m ranging rod) and tripod will be used to support the camera for internal, external and low-light shots as well as artificial lighting where necessary. Photographic record sheets cross-referenced to prints and digital images will be maintained and a scale plan showing the location of shots.

**Drawn Record.**

Existing architects’ plans and elevations will be annotated to show the location of any structural features of historic significance, such as blocked doorways, windows and fireplaces along with masonry joints, ceiling beams and other changes in floor and ceiling levels. Any historic fixtures and fittings will also be recorded.

**Written Record.**

The written record will be a level 2/3 description of the building and will seek to interpret the buildings’ phases of development and function. Significant structural details, fixtures and fittings associated with the building will be considered in terms of their purpose and importance and will be cross-referenced to photographic and drawn records.

In accordance with *Understanding Historic Buildings* the written record will include an account of the buildings’ overall form (structure, materials, layout) and of its successive phases of development, together with the evidence supporting this analysis. In addition, it will include an account of the building’s past and present use, and of the uses of its parts, with the evidence for these interpretations. An analysis of a circulation pattern or of a decorative scheme and of any fixtures, fittings, plant or machinery associated with the building, and their purpose.

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**PART 3 - POST-FIELDWORK**

**Reporting & Archiving:**

The post fieldwork report will be prepared by AHL upon completion of the building recording and the site archive will be prepared in accordance with established relevant CIfA guidance and as detailed in the guidance of the Derbyshire Record Office.

It is intended to prepare a single report which will combine the results of the building recording and of a watching brief/SMS also required at the site, once the programme of building recording has been completed. This will provide a fully holistic report which will contextualise the site as a whole and the relationship between the site’s development and the historic agricultural buildings within it.

The draft report on the results of the building recording and watching brief/SMS will be submitted to the SCA for comment within six weeks of the completion of the site work. The report will include the following elements:

- Non-technical summary
- Introduction
- Aims and Objectives of the project Compilation of the report will include historic map regression in order to inform upon and elucidate sequences of building activity identified during the building recording survey and watching brief.

Preparation of the final report will include consultation of relevant material held by the Chatsworth Archives and the Derbyshire Record Office.

A digital version of the report will be supplied to the SCA and will also be sent to the PDNPA Historic Buildings, Sites and Monuments Record (HSBMR) and the Derbyshire Historic Environment Record. The report will become publicly accessible as part of those Historic Environment Records within six months of completion. There will also be appropriate provision for any elements of the digital archive with ADS.

All digital records made during the project will be securely stored in an appropriate format and media which can be maintained in perpetuity in their original form and in line with current best practice i.e. Archaeological Archives: A Guide to Best Practice in the Creation, Compilation, Transfer and Curation (Brown, D 2007).

The project archive resulting from the programme of archaeological work will also be compiled in accordance with the guidelines contained in Guidelines for the Preparation of Excavation Archives for Long-Term Storage (UKIC 1990) and Standards in the Museum Care of Archaeological Collections (Museum and Galleries Commission 1992).

In addition, archiving will be in compliance with Deposition of Archaeological Archives from Derbyshire. Archives for projects involving historic building recording only are deposited with the Derbyshire Record Office. Where projects involve both archaeological work and historic building then a decision on the appropriate location for the archive will be taken following fieldwork. This will be discussed with the SCA at the time and a decision made as to whether the archive repository will be the Derbyshire Record Office or the Buxton Museum and Art Gallery. Should the latter be chosen an accession number will be requested from the museum.

All archaeological monitoring will be undertaken by an appropriately qualified and experienced historic environment professional of MCIfA level or equivalent.

Dissemination:

Should the results of the fieldwork not warrant publication a grey literature report will be completed, and a summary provided to a relevant journal. The grey literature report will be submitted to the HSBMR and Derbyshire HER in digital format. A final copy of the report will be uploaded to OASIS.

Monitoring, timetable & QA:

The work will be monitored by the SCA on behalf of the local planning authority and by AHL on behalf of the client.

AHL only works with Registered Archaeological Organisations or units with a proven track record of competence and itself adheres to the Code of Conduct by CIfA.

AHL is a Registered Archaeological Organisation and is co-owned and run by a full Member of the Chartered Institute for Archaeologist. All fieldwork and outputs from archaeological contractors are subject to AHL’s review and quality assurance process.

Where AHL undertakes the work directly, all reports are subject to in-house editing and proof reading and where necessary peer reviewed by an external third party. AHL ensures that at all time fieldwork and reporting undertaken by archaeological contractors for AHL’s clients is carried out and completed to the highest professional standards.

In the case of the current project the building recording and archaeological monitoring/SMS will be carried out by AHL directly.

It is likely that the building recording and watching brief and SMS will be undertaken during the month of April 2019 this being commensurate with the programme of groundworks.

PART 4 – HEALTH AND SAFETY

AHL will undertake all work in accordance with the Health and Safety at Work Act 1974 and will also follow the guidance set out in Health and Safety in Field Archaeology produced by the Standing Conference of Archaeological Unit Managers (SCAUM 1997).

AHL will be expected to demonstrate that they maintain a Health and Safety Policy. Site staff will also be required to have an appropriate level of training to enable them to carry out fieldwork safely.

Site hazards will be identified before the commencement of work and managed during the fieldwork. Hazards include the presence of buried and above ground services and utilities. The client will provide AHL with any relevant service plans prior to work commencing before fieldwork begins. Should live services be exposed during fieldwork, work will stop and those areas marked out and excluded from further investigation.

In addition to a risk assessment where appropriate AHL will undertake a COSHH assessment. The client should provide the contractor with any information they possess regarding contamination on site. Once on site, all health safety documentation will be accessible to all staff and identification of additional site hazards which appear as work proceeds will be recorded on the site-specific risk assessment. During the fieldwork appropriate health and safety gear should be worn.

AHL maintains its own health and safety policy and works in accordance with all the above health and safety standards and guidelines. Site-specific risk assessments are prepared whenever AHL directly undertakes historic building surveys or carries out site visits. References:

Code of Conduct (CIfA): Reading 2014.

Standards and Guidance for the Archaeological Investigation and Recording of Standing Buildings and Structures, Chartered Institute for Archaeologists (CIfA): Reading (2014b).

Management of Archaeological Research Projects in the Historic Environment (Morphe): English Heritage now Historic England 2015.

Understanding Historic Buildings: A Guide to Good Recording Practice: Historic England 2016.

National Planning Policy Framework: Section 16 Conserving and Enhancing the Historic Environment (DCLG 2018 revised).

Archaeological Archives: A Guide to Best Practice in the Creation, Compilation, Transfer and Curation (Brown, D 2007).

Guidelines for the Preparation of Excavation Archives for Long-Term Storage (UKIC 1990).

Standards in the Museum Care of Archaeological Collections (Museum and Galleries Code of Conduct (CIfA): Reading 2014.

Guidelines for the collection, documentation, conservation and research of archaeological materials, CIfA: Reading (2014).

East Midlands Regional Research Framework (ULAS 2006).

Peak District National Park, Farmsteads Assessment Framework (PDNPA 2017).

Peak District National Park Farmsteads Character Statement (PDNPA 2017).

Land to the rear of the Charles Cotton Hotel, Hartington, Heritage Impact Statement, Avalon Heritage 2018.

Procedures for the Deposition of Archaeological Archives from Derbyshire at Buxton Museum and Art Gallery (Buxton Museum and Art Gallery 2016).

Procedures for the Deposition of Archaeological Archives from Derbyshire at Derbyshire Record Office (Buxton Museum and Art Gallery 2016. Commission 1992).

Managing Significance in Decision Taking in the Historic Environment, Good Practice in Planning 2 Historic England 2015.

The Setting of Heritage Assets, Good Practice in Planning 3 Historic England 2017.

Conservation Principles, Policies and Guidance April Historic England 2008.

Standards and guidance for historic environment desk-based assessment, Chartered Institute for Archaeologists (CIfA 2014).

National Planning Policy Framework, NPPF DCLG 2012 rev, 2018.

Planning Policy Guidance, DCLG 2012. HERITAGE SERVICES:

- Constraints reports and heritage risk assessments for land acquisition;
- Heritage Impact Assessments;
- Statements of Significance;
- Setting Assessments;
- Listed Building Appraisals;
- Historic Building Survey and Recording;
- Places of worship;
- Historic agricultural buildings;
- Desk-Based Assessments;
- Historic Landscape Survey;
- Analysis of historic and designed gardens.

ARCHAEOLOGICAL SERVICES:

- Scoping and negotiation with LPAs;
- Preparation of WSIs and mitigation strategies;
- Project Management and set up of archaeological/geophysical surveys;
- Consultancy and advice;
- Co-ordination of fieldwork;
- Procurement.

Avalon Heritage Limited Registered Number 10343218

www.avalonheritage.co.uk

T: 01782 551770

M: 07799 332112

E: info@avalonheritage.co.uk